| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Poor |
| Demographics | 35th | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5902 S Westcreek Ct, Fort Worth, TX, 76133, US |
| Region / Metro | Fort Worth |
| Year of Construction | 1985 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5902 S Westcreek Ct Fort Worth Multifamily Investment
Neighborhood occupancy in the mid-90s suggests steady leasing fundamentals around the asset (measured at the neighborhood level), according to WDSuite’s CRE market data. With rents positioned in the upper tier nationally for the area, investors should underwrite resilient demand alongside measured affordability and retention dynamics.
Located in an inner-suburban pocket of Fort Worth, the neighborhood posts occupancy around 95% with a multi‑year uptrend, indicating durable renter demand that can support stabilized operations. Median asking rents in this neighborhood benchmark in the upper tier nationally, per WDSuite, while the rent-to-income profile near 0.22 points to manageable affordability pressure that can aid lease retention.
Amenity access favors daily convenience: restaurant density ranks competitively (top quintile nationally) and grocery availability tracks above national averages, while cafes are relatively abundant. Park and pharmacy counts are limited in the immediate neighborhood, so resident lifestyle appeal leans more toward retail and dining than green space or medical convenience.
Schools in the neighborhood carry lower average ratings compared with national peers, which can influence family-oriented demand patterns; investors may find the tenant base skews toward workforce households prioritizing proximity and value. The stock’s average vintage is early 1980s, and this property’s 1985 construction is slightly newer than local norms—supporting relative competitiveness versus older assets, though selective modernization and systems updates should be part of capital planning.
Within a 3‑mile radius, population and household counts have expanded over the past five years, with additional household growth projected through the next cycle. That trajectory implies a larger tenant base and supports occupancy stability for well-managed assets, even as a relatively accessible ownership market (lower value-to-income ratios) can create some competition with for‑sale housing.
Safety indicators for the neighborhood trail national averages, with ranks placing it in the higher-crime half among 561 Fort Worth–area neighborhoods. According to WDSuite’s data, property offenses remain elevated compared with many U.S. neighborhoods, though the most recent year showed a notable improvement in property crime trends. Violent offense measures also underperform national benchmarks, warranting conservative assumptions and active onsite management.
For underwriting, a prudent approach is to reflect the neighborhood’s mixed trendline—recent property crime improvement alongside still-subpar national positioning—without relying on block-level assumptions. Comparing comps within the Fort Worth-Arlington-Grapevine metro that share similar safety profiles can help calibrate marketing, security, and retention strategies.
The submarket draws from a diversified employment base spanning beverage packaging, homebuilding, motion & control manufacturing, airline corporate services, and pharmacy benefit management—supporting workforce housing demand and commute convenience for residents.
- Ball Metal Beverage Packaging — beverage packaging (2.8 miles)
- D.R. Horton — homebuilding (6.8 miles) — HQ
- Parker Hannifin Corporation — motion & control manufacturing (7.4 miles)
- American Airlines Group — airline corporate services (21.3 miles) — HQ
- Express Scripts — pharmacy benefit management (21.7 miles)
The investment case centers on stable neighborhood occupancy, an expanding 3‑mile renter pool, and rent levels that demonstrate depth of demand. Built in 1985, the asset is slightly newer than the neighborhood average, offering a platform for targeted renovations and operational enhancements to improve competitive standing versus 1970s/early‑1980s stock. According to CRE market data from WDSuite, neighborhood occupancy trends remain firm while rent-to-income levels suggest room for disciplined pricing without unduly stressing retention.
Counterbalancing strengths, investors should consider safety metrics that lag national benchmarks, lower local school ratings, and some competition from accessible ownership options. These factors argue for active management, thoughtful amenity programming, and value‑add scopes that emphasize durability, security, and unit livability to support leasing velocity and renewals.
- Stable neighborhood occupancy and a growing 3‑mile household base support demand and leasing stability.
- 1985 vintage enables targeted value‑add and systems upgrades to outperform older local comparables.
- Upper‑tier neighborhood rent positioning with manageable rent‑to‑income supports disciplined pricing and retention.
- Risk: Below‑average safety and school ratings, plus competition from ownership options, require active management and precise underwriting.